Market Statistics & Headlines
The Austin housing market is entering the spring season with a notable “inventory compression” but remains technically a seller’s market, albeit by the narrowest of margins.
- Active Listings: There are currently 13,888 active residential listings across the metro area. While inventory is up 7.2% compared to this time last year, it has contracted since the June 2025 peak.
- Months of Inventory (MOI): The MOI currently sits at 4.92 months. For context, the market is considered “neutral” at 5.0 months, meaning sellers still hold a slight technical advantage.
- Median Sold Price: The median price in the Austin area is $456,071, a significant monthly jump from February, yet still 17.08% below the all-time peak of $550,000 reached in May 2022.
- Price Reductions: Sellers are becoming more realistic; 47.1% of active listings have had at least one price reduction.
County-Level Snapshot
| County | New Listings | Median Days to Contract | List-to-Sale Price Ratio |
| Travis | 624 | 31 Days | 97.6% |
| Williamson | 305 | 51 Days | 97.5% |
| Hays | 147 | 53 Days | 98.2% |
| Bastrop | 41 | 111 Days | 95.0% |
Community & Builder Updates
- Crystal Falls (Leander): The “Square at Crystal Falls,” a 27,000-sq.-ft. boutique retail and dining destination, is on track to open in the coming weeks. Additionally, a $48 million retail and office development is underway along Crystal Falls Parkway.
- San Marcos Expansion: Construction is accelerating on the $47 million Buc-ee’s travel center and a new H-E-B at I-35 and McCarty Lane (expected late 2026). Texas State University is also moving forward with the $280 million Hilltop Housing Phase II to add 1,500 student beds.
- Incentive Trends: With new construction making up over 27% of available supply, builders are aggressively offering mortgage rate buydowns and closing cost assistance to compete with resale inventory.
Infrastructure & Road Developments
Several major Austin “relief” projects are nearing completion this week:
- Fitzhugh Road: New safety plans were detailed this week for Pct 3, including 4-foot shoulders and resurfacing from US 290 West.
- Oak Hill Parkway: The massive project (US 290/Hwy 71) is in its final stages, with several new lanes and flyovers expected to fully open by mid-year.
- Loop 360: Work at Westlake Drive and Cedar Street is wrapping up, with the next phase at RM 2222 and Courtyard Drive (including a diverging diamond intersection) set to begin shortly.
Company Hiring & Layoffs
- Oracle Restructuring: Concerns are mounting as Oracle reportedly set aside $2.1 billion for restructuring. Analysts suggest this could lead to significant layoffs (potentially thousands of roles) as the company pivots resources toward AI and data center infrastructure.
- Tech Expansion: Samsung’s $44 billion Taylor plant continues to ramp up hiring for late 2026 production. IBM is also progressing on its $40 million renovation of Domain 12, scheduled for completion in July.
- Supply Chain: Logistics and warehouse operators in the Texas region reported minor “recalibrations” in headcount this week due to shifting global supply chain demands.
Mortgage & Demographic News
While inventory is rising, recent interest rate movements have provided a “confidence boost” to buyers.
Current Mortgage Rates (March 15, 2026)
For home buyers with a top-tier credit score (740+), the best available national averages are:
- 30-Year Fixed: 5.75% Interest Rate (5.93% APR)
- 15-Year Fixed: 5.50% Interest Rate (5.72% APR)
- 30-Year VA: 5.71% Interest Rate (5.85% APR)
Demographic Note: Austin’s “Birth/Death Ratio” remains heavily positive. Even as domestic migration from other states has moderated compared to the 2021 boom, the region’s organic population growth continues to provide a “floor” for long-term real estate values.
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